The purpose of the neighborhood residential overlay district (NRD) is to allow the creation of rental and owner-occupied residential neighborhoods of mixed densities and dwelling types. Such neighborhoods are to be transitional between existing low intensity developments and higher intensity land uses within the geographic limits for which the overlay district is recommended. The NRD offers the possibility of relief from the development standards of underlying residential zoning districts and associated development regulations to incentivize the creation of new housing or the redevelopment of existing residential areas.

The preferred land development pattern in the NRD is a pedestrian-oriented residential neighborhood that offers a mixture of different dwelling types and provides the high quality amenities that prolong and enhance the living experience. Special effort shall be given to architecture, building configuration, geography, topography and the mixture of residential uses and densities of dwelling types to maximize and preserve the convenience, quality of life and aesthetics in the NRD development and the surrounding neighborhoods.

(Ord. No. 09-03, § 1, 1-12-09)

High, medium and low density residential and/or a mixture of these residential land uses may be permitted via an NRD district. The uses permitted by right or by special use exception in an underlying zoning district are allowed in the NRD subject to the governing ordinance passed by the board of aldermen. The land uses allowed in an NRD shall be determined based upon compatibility with other uses permitted in the underlying district(s), the surrounding areas and the NRD and POD regulations, and shall be specifically listed in the governing ordinance.

More than one underlying zoning district may be necessary to accommodate the desired uses of NRD, but nothing in this section shall be construed to prohibit the simultaneous submission of a petition(s) to amend the underlying zoning district in conjunction with an NRD petition.

(Ord. No. 09-03, § 1, 1-12-09)

When developing adjacent to an established residential development, the overall density of the new development in units/acre, lot sizes and dimensions, and building setbacks, and bulk shall be no greater than those of the existing neighborhood patterns adjoining the perimeter of the proposed development. The parameters of the new development may allow a transition to higher densities, smaller lot sizes, smaller setbacks and greater building bulk for dwellings that are interior to the district and do not directly abut adjoining development.

Residential infill developments in an NRD shall maintain an overall density that does not exceed 200 percent of the average surrounding residential development density at the perimeter of the designated NRD district if the petitioner can demonstrate that such density is consistent with the purpose of NRD district and will not negatively impact surrounding land values or efficient function of the infrastructure in the area.

Setback, building bulk, lot dimension standards and other site development requirements shall be established in the governing ordinance and shown on the approved site plan. If not specifically waived or substituted in the governing ordinance, all provisions of the underlying zoning and development regulations shall apply in the NRD.

(Ord. No. 09-03, § 1, 1-12-09)

The maximum building height in an NRD shall be stipulated in the governing ordinance. No structure near the perimeter of an NRD shall exceed 125 percent of the average height of the buildings in the surrounding adjacent residential developments or subdivisions. Higher building heights up to a maximum of 60 feet may be allowed by the NRD governing ordinance for interior building sites if the petitioner can demonstrate that such additional height is consistent with the purpose of NRD district and the approved development plan and will not negatively impact surrounding land values or efficient function of the infrastructure in the area.

(Ord. No. 09-03, § 1, 1-12-09)

Parking shall be provided pursuant to Ballwin's parking regulations for the type of development, however, tandem (front to back) parking in driveways and similar parking arrangements shall be allowed to meet minimum parking requirements for individual units in the NRD. Parking reductions may be allowed by the governing ordinance if the petitioner can demonstrate that parking is sufficient for the proposed development.

(Ord. No. 09-03, § 1, 1-12-09)

A pedestrian circulation system that provides pedestrian access throughout an NRD development shall be an integral part of the overall design. The pedestrian circulation system shall provide safe and convenient access throughout developments, to and from off-street parking areas and shall connect with abutting sidewalk networks, subdivisions, rights-of-way, commercial developments and transit facilities so as to facilitate access throughout the city and to alternative means of transportation.

(1)

Sidewalks shall conform to Ballwin standards and shall be at least five feet in width at all locations.

(2)

The use of distinctive paving materials and colors, grade separations, pavement marking, signs, striping, bollards, median refuge areas, traffic calming features, landscaping, lighting, or other means to clearly delineate pedestrian areas for day and night use and ADA purposes shall be used to minimize potential hazards in areas where pedestrian and vehicular traffic meet.

(3)

All sidewalks and pedestrian ways shall feature landscaping, benches, fountains, artwork, shade structures, pavement enhancements and other such placemaking features.

(Ord. No. 09-03, § 1, 1-12-09)

NRD developments shall provide, build or incorporate public access, both vehicular and pedestrian whenever such access is possible to adjacent neighborhoods, schools, parks, commercial and employment centers, roadways or other destinations and activity nodes.

(Ord. No. 09-03, § 1, 1-12-09)

All residential development and redevelopment in an NRD shall comply with the following residential development guidelines:

(1)

Single-family development design: New single-family residential developments shall be designed at densities and building scales that blend in character with surrounding or adjoining single family developments in accordance with the provisions of section 3 of this article. These adjustments to the underlying zoning and development regulations will be established in the approved final development or subdivision plans and described in the governing ordinance. All single-family dwellings shall comply with the following residential design guidelines:

a.

Each residential building shall contain street-facing architectural features which provide the appropriate surrounding neighborhood scale to the facade, enhance the curb appeal, and reinforce local building traditions. Architectural features may include, but are not limited to, bay windows, covered porches, balconies, dormers and cupolas.

b.

All single-family homes, townhouses, and duplexes shall have a street-oriented entrance and street-facing principal window(s). In the case of dwelling units facing courtyards or gardens, entries and principal windows shall face those features as well. A roadway presence shall also be created through the use of front porches and similar architectural treatments and landscaping.

c.

No garage wall shall be closer to the street than any other house wall. Garage or door openings facing a street shall not exceed 50 percent of the width of the house facade.

d.

All new construction shall include durable, high quality exterior building materials. The use of bright colors and highly reflective surfaces shall be limited to accent features only.

e.

The quality of the exterior materials, architectural details and their application shall be consistent and of an equivalent intensity on all sides of the building.

f.

Street trees shall be planted every 45 feet along all streets or as required by the City's subdivision ordinance, whichever is more restrictive.

(2)

Multiple-family architectural design: New multiple-family residential developments shall respect the building bulk, height, form and architectural character of the adjacent residential neighborhood. Site and architectural design shall address views from and to the site, building orientation, proximity to adjacent uses, location of driveways, noise, lighting and landscape. The buildings shall maintain a single-family residential character through design principles of scale, harmony, rhythm and balance as follows:

a.

Building facades shall be articulated by using color, architectural feature arrangement and change in materials to emphasize the design elements on all building facades.

b.

The planes and architectural treatment of exterior walls shall be varied in height, depth, color, texture, and orientation to break up roof lines, define private outdoor areas and admit light and air to unit interiors.

c.

Facades in excess of 50 feet wide or 20 feet tall shall be designed with sufficient building articulation, design features, color and texture variation and landscaping to avoid an overpowering appearance or monotony when used on adjoining structures or units.

d.

Windows, architectural features and projecting wall surfaces shall be used to break up larger wall surfaces and establish visual interest.

e.

Primary facades and building entries shall be oriented toward the street or an entry courtyard and shall be designed to have continuity with the scale, massing and character of adjacent structures within and exterior to the development and incorporate architectural features such as gables, porches, texture, color and windows to complement the surrounding buildings while breaking up the structure's facades.

f.

The same level of architectural design and quality of materials shall be applied to all facades of all buildings. Side and rear elevations, garages, carports, and all accessory structures shall maintain the same level of design, aesthetic quality, and architectural compatibility as the main structure(s).

g.

Developments containing multiple buildings shall share a common architectural theme that is consistent in relation to the design, use of materials, massing, scale, screening and roof pitch, texture, color, fenestration and related architectural detailing.

h.

New development shall maintain a consistent overall height of structure(s).

i.

All building entries shall be defined with an architectural treatment, easily accessible, safe, and clearly marked with building address and apartment numbers.

j.

Building materials shall be durable and low maintenance with at least 25 percent of the primary facade and ten percent of all other facades consisting of brick, stone or other similar materials as allowed by the building ordinance for commercial structures.

k.

Bare or uncoated concrete foundations shall not be exposed by more than 12 inches between the ground and the bottom of the siding material.

l.

All outdoor refuse, recycling and yard waste container storage areas, mechanical equipment, utility meters and related items shall be screened from adjoining properties and rights-of-way with planting materials or structural screens. Structural screens shall be architecturally compatible with the major building components. All screening shall be of least 80 percent opaque to a height of six feet above grade.

(3)

Parking lot landscape requirements: Perimeter landscape buffers and curbed planting islands shall be required in all parking lots of five or more spaces and shall comply with the following requirements:

a.

All parking lots shall be screened from streets, public open spaces, and adjacent properties by complying with one of the following landscaping options, additionally, a two-foot car overhang area shall be provided in any planting area adjacent to parking stalls not intended for parallel parking.

i.

The outside perimeter of all parking areas and drive aisles shall include a landscaped area 12 feet in width offering a mixture of deciduous trees of a caliper of two inches or more or evergreen trees at least six feet in height planted on 50-foot centers and three shrubs per tree in no smaller than five-gallon containers. When a parking lot abuts a public right-of-way the trees shall be planted no less than 30 feet on center; or

ii.

A five-foot wide perimeter-landscaped area with metal ornamental fencing or a masonry wall supplemented with clusters of three shrub plantings of five-gallon size container on 10-foot spacings, or supplemented by a continuous hedge of two-gallon size shrubs interspersed with a deciduous two-inch caliper street (acceptable for street tree) tree planted every 50 feet.

b.

Parking lot landscaping shall include a minimum of one two-inch caliper deciduous or six-foot tall evergreen tree for every 20 parking spaces, or portion thereof.

c.

All planting areas within or adjacent to a parking lot or vehicular use area shall be irrigated.

d.

Unless part of a rain garden or similar runoff collection system, all landscaped areas shall be delineated by a vertical concrete curb no more than six inches tall.

e.

New trees shall meet the city's minimum planting requirements.

4.

Open space and/or common ground areas shall be dedicated in perpetuity by deed or plat dedication in all NRD developments for the benefit, use, and enjoyment of the residential owners/tenants. Such areas may be established and held in common and shall be the sole maintenance responsibility of said owners.

The percentage of a site dedicated to open space/common ground shall be in accordance with the following minimum standards.

(Ord. No. 09-03, § 1, 1-12-09)